143 Lisa Ln · Hortense, GA 31543

$217,900

4 bd · 2.0 ba · 1,474 sqft · SingleFamily · 44 Days on market

Built 2026 1.28 ac lot

---

Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +4.7/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Discover the tranquility of waterfront living with this brand new, 4-bedroom, 2-bath mobile home situated on a 1.24-acre lot. This property has modern comfort and serene privacy. The home features stainless steel appliances and an amazing kitchen with an island, great for entertaining guests. Step outside to a huge back porch that overlooks the water, providing a relaxing setting for and enjoying nature. Brand new well and septic.

Key facts

• Huge back porch
• 1.28 acre lot
• 4 parking spots

Tags

• HUGE BACK PORCH
• STAINLESS STEEL APPLIANCES
• AMAZING KITCHEN WITH ISLAND

Property features AI

Finance

• Other: Lot size: 1.28 acres; Owner-provided living area and lot size information
• Financial info: Listing accepts Cash, Conventional, FHA, VA loan and other financing
• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Parking for 4 vehicles; No special parking features listed
• Security: No security features listed
• Utilities: Shared well water; Septic tank; Other utilities
• Home design: Manufactured home (single-family manufactured house); New construction; Facing information not provided
• Construction: Built in 2026; Vinyl siding; Other roof
• Exterior features: Other exterior features; Waterfront frontage; Lake community

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air
• Interior features: Separate shower; Soaking tub; One-level living
• Laundry & utility: Laundry room

🏗️ New construction. The $217,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $242,651.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-603 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (37.6% below list).
• Recommended offer: $136k (37.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Brantley County (rural): math 48% / reading 43% proficiency, ranked #26 of 174 in GA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesville Primary School (math 67% / reading 37%, grade C-, #227 of 1,228 statewide, top 19%, 438 students, 71% FRL); Brantley County Middle School (math 37% / reading 42%, grade F, #147 of 470 statewide, top 33%, 530 students, 71% FRL); Brantley County High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 902 students, 70% FRL).
• Market conditions: 43 active listings in the ZIP; 49 units permitted in Brantley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.9% local appreciation)).
• Brantley County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,945 (37.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.56% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.65%
• DSCR: 0.53
• GRM: 14.9

CMA / ARV

• ARV (median comp): $242,651
• List price: $217,900
• Delta: -10.20%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Lisa Ln	0.00mi	4/2.0	1,474 (0%)	8mo	$213,900	$145	93
254 Coffee County Club Rd	0.41mi	3/2.0 (-1)	1,536 (+4%)	3mo	$440,000	$286	67
939 Heritage Cir	0.38mi	3/2.0 (-1)	1,489 (+1%)	11mo	$275,000	$185	66
427 Heritage Cir	0.61mi	3/2.0 (-1)	1,457 (-1%)	9mo	$260,000	$178	57
139 Lisa Ln	0.04mi	4/2.0	1,685 (+14%)	23mo	$222,400	$132	56
433 Heritage Cir	0.60mi	4/2.0	1,603 (+9%)	22mo	$280,000	$175	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.44×
• Total profit: $30,229
• Equity at exit: $150,999

10-year hold

• IRR: 8.6%
• Equity multiple: 2.76×
• Total profit: $119,411
• Equity at exit: $272,508

Cash invested: $67,942 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31543

• Home prices YoY: 3.7%
• Active inventory: 43
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$1,272
• Tax est. 1.5%: −$303 /mo · $3,640/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-603

Break-even live

Break-even rent $2,123

Max offer price $155,404

Occupancy floor —

Sensitivity live

Price	-10% $-435	-5% $-519	+0% $-603	+5% $-687	+10% $-771
Rent	-10% $-710	-5% $-657	+0% $-603	+5% $-549	+10% $-496
Rate	-1.0pp $-481	-0.5pp $-541	base $-603	+0.5pp $-666	+1.0pp $-730

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $60,663
• Closing costs: $7,280
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $217,900 Active 44 DOM
2. 2026-06-21
   days on market $217,900 Active 43 DOM
3. 2026-06-18
   days on market $217,900 Active 41 DOM
4. 2026-06-17
   statusdays on market $217,900 Active 40 DOM
5. 2026-06-16
   days on market $217,900 Price Change 39 DOM
6. 2026-06-15
   pricestatusdays on market $217,900 Price Change 38 DOM
7. 2026-06-13
   days on market $219,900 Active 36 DOM
8. 2026-06-12
   days on market $219,900 Active 35 DOM
9. 2026-06-09
   days on market $219,900 Active 32 DOM
10. 2026-06-08
    days on market $219,900 Active 31 DOM
11. 2026-06-07
    days on market $219,900 Active 30 DOM
12. 2026-06-07
    days on market $219,900 Active 29 DOM
13. 2026-06-04
    days on market $219,900 Active 26 DOM
14. 2026-06-02
    days on market $219,900 Active 25 DOM
15. 2026-06-01
    days on market $219,900 Active 24 DOM
16. 2026-05-31
    days on market $219,900 Active 23 DOM
17. 2026-05-31
    days on market $219,900 Active 22 DOM
18. 2026-04-24
    historical
19. 2026-04-02
    listed $219,900 New
20. 2026-04-02
    listed $219,900 New 434-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,313
• − Mortgage interest: −$13,592
• − Property taxes: −$3,640
• − Insurance: −$1,213
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$7,059
• Taxable loss: −$11,801
• Est. tax savings @ 24.0%: +$2,832
• After-tax cash flow: $-4,403/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brantley County
• NCES district ID: 1300480
• Math proficiency: 48% ▼ -5.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $37,053
• Composite: 37.85/100
• National rank: #4328
• State rank: #26 of 174 in GA

Livability — Hortense

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,914

Population outlook (Brantley County) Hauer SSP2

• Today (2025): 18,422 people
• By 2030: 18,220 · -1.1%
• By 2040: 17,441 · -5.3%
• By 2050: 16,044 · -12.9%
• By 2075: 11,707 · -36.5%
• By 2100: 7,006 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Romanian 1% Lithuanian 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Brantley

• 2024 margin: Solid R (+82.5) · D 8.7% · R 91.1%
• 2008→2024 swing: -19.4pp toward R · 2008: -63.1pp · 2024: -82.5pp
• All cycles: 2024: R+82.5 2020: R+81.2 2016: R+78.6 2012: R+67.0 2008: R+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 167.0028
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-0.9% since first listed

4 events — show timeline

• 2026-06-14 Price Changed $217,900 GAMLS
• 2026-04-24 Listing Removed — GAMLS
• 2026-04-02 Listed $219,900 GAMLS
• 2026-04-02 Listed $219,900 GAMLS